Public Hearing - Lori Johnson, City Planner
Title
Title
Granting a Comprehensive Land Use Plan Amendment from PI/PC (Planned Industrial/Planned Commercial) to HDR-2 (High Density Residential) for a 2 Acre Parcel at 9440 and 9460 Ulysses Street NE. Arris II Apartments (Case File No. 21-0020/EES)
end
Executive Summary
The City Council approved a land use change from PI/PC to HDR and a conditional use permit for the Arris Apartments project on May 3, 2021. Upon review of the comprehensive plan amendment, the Metropolitan Council has suggested that the property be guided HDR-2. No project details have changed, this is a housekeeping item.
Schedule of Actions
|
Planning Commission Public Hearing |
04/13/21 |
|
City Council (Comprehensive Plan Amendment) |
05/03/21 |
|
City Council (Revised Comprehensive Plan Amendment) |
7/19/21 |
|
Action Deadline |
08/28/21 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
The subject property is located on Ulysses Street just east of Berkshire apartments, (completed in 2016), and south of the Northview Villa manufactured home park. The property was platted in 2007 and was guided for commercial or industrial development. The adjacent Berkshire apartments were constructed after the property was reguided from PI/PC to HDR in 2013.
The City Council approved a land use change from PI/PC to HDR and a conditional use permit for the Arris Apartments project on May 3, 2021. The proposed project is a 64-unit apartment building including one level of underground parking and three stories of apartments. The project has a density of 32 units per acre.
Previously the Metropolitan Council allowed flexibility on densities for apartment projects by including adjacent similar areas in the calculation of density. This approach was used to allow 34 units per acre at Legends of Blaine, as opposed to the 20 units per acre allowed in the HDR at the time of approval. The Metropolitan Council was not willing to include the adjacent Berkshire apartments in the calculation of density for this project. This was not raised by the Metropolitan Council until the formal review process which occurs after city approval of a comprehensive plan amendment. To allow the construction of the project as originally approved, the property must be guided HDR-2, the land use category recently created for the Lexington Meadows Apartments.
While the HDR-2 land use allows for up to 60 units per acre, the city has the ability to limit the units through the conditional use permit required in the PBD district. If the Arris project were to fall through, the city could still limit future developments to the 32 units per acre proposed for the Arris project.
Staff recommends approving a comprehensive plan amendment to HDR-2, which will allow the project to move forward as was originally approved.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the original comprehensive land use plan amendment. One resident spoke at the public hearing and was concerned about traffic and visibility and potential damage to his home from the vibration during construction.
Financial Impact
Not applicable.
Public Outreach/Input
Notice of a public hearing for this revised comprehensive plan amendment were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
In accordance with the Neighborhood Meeting Policy, a neighborhood meeting was held on April 6, 2021. Comments included concern about traffic impacts, impacts to nearby homes due to vibration, and impacts to sunlight on existing homes.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning and Location Map
Land Use Maps
Public Comment
Body
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan; and
WHEREAS, the Planning Commission held a public hearing on April 13, 2021, and recommended approval regarding the Comprehensive Plan amendment request for:
Lot 2 and Lot 3, Block 1, CLOVERLEAF COMMONS, according to the recorded plat thereof, Anoka County, Minnesota.
WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the change to be in general conformance to the adopted Comprehensive Plan for land use compatibility.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that the land use plan be amended to change portions of the property, as described above, and based on land use maps contained within Case File No. 21-0020, from PI/PC (Planned Industrial/Planned Commercial) to HDR-2 (High Density Residential) based on the following rationale:
1. The proposed land use meets the goals of the land use chapter to recognize varied housing densities as a means of accommodating community growth through the encouragement of appropriately designed and located townhomes and apartments.
2. The proposed amendment meets the goals of the housing chapter to provide housing opportunities which meet the needs of all generations and income levels, and supporting the development of housing that meets the needs of the population today as housing preferences change.
3. The proposed amendment is consistent with the existing apartments and manufactured homes adjacent to the property.
PASSED by the City Council of the City of Blaine this 19th day of July, 2021.